We're considering our options with refinancing out of our money loan, possibly into a DSCR.

Then when your promotion rate is expiring, you move the remaining balance into a lower interest option.

In fact, we have an emergency option on our call-tree and over 90% of the time it is used, it is NOT an emergency.FYI - in the PMC industry emergencies are referred to as, "blood or flood" issues.

It has been running as a short term rental and is under water and I can not afford to hold it.Anyone willing to help me figure out options to sell or give up this property so I can start rebuilding my finances?

that 1. the magnitude of a typical down payment + closing costs gets underestimated, and 2. the amount of true, net cash flow in the first few years of ownership gets overestimated (as it's typically zero, or negative.)Does that help?

You also give up the option of selling with the owner occupied tax exempt if they are rentals before they are your primary home.

I am all for helping out a new Investor, but what you're sharing is concerning.

Because I have kids, having roommates in my own unit isn’t an option, so I’m planning to live in one unit and rent out the others (or possibly buy out-of-state if that ends up being the better route). 

What's my options without having to put 25% down?

Quote from @Vespa Trixie: I dont know if this will help but, I have contacted my tax guy.